HomeMy WebLinkAbout20260344 832 North Broadway Area Variance Supplemental Information- Driveway 07.15.2026
PO Box 657 info@KodiakofSaratoga.com
Saratoga Springs, NY 12866 (518) 587-4847
Zoning Board of Appeals July 15, 2026
City of Saratoga Springs
474 Broadway
Saratoga Springs, NY 12866
Re: 832 North Broadway – ZBA Application Updates
Based on the discussion and feedback received at the Zoning Board of Appeals meeting on Monday July
13, 2026, the enclosed information supplements and modifies the application for an area variance for the
driveway width at the proposed single-family residence at 832 North Broadway.
Area Variance Request - Modified
OLD ORIGINAL driveway design included a 12’ wide drive lane on the western leg and a 14’ wide drive
lane on the eastern leg, requiring area variances of 3’ on the west and 8.7’ on the east (total of 11.7’), as
shown here:
NEW MODIFIED driveway design includes a 11.5’ wide drive lane on the western leg and a 13.5’ wide
drive lane on the eastern leg, matching the allowable driveway width per UDO. This modification reduces
the variance request to 2.5’ (west) and 7.7’ (east), for a total Variance Request of 10.2’, as shown here:
To keep physical distance between the homeowners’ vehicles in the narrower driveway, the garage has
been shifted north by 1’ and east by 2’ so that the two cars can safely drive past each other.
APPLICATION UPDATE: Our revised area variance request is for permission to construct the driveway
with a 2.5’ area (width) variance on the western leg and a 7.7’ area (width) variance on the eastern leg,
for a total area (width) variance request of 10.2’, reducing the area variance request by 1.5’.
Alternatives Considered
The Zoning Board has asked us to elaborate on alternatives considered as part of the Appeals process.
Viable Alternative: In further discussion with the homeowners, a viable alternative exists to reduce the
area variance being requested. The details outlined above show the alternative driveway configuration
that reduces the area variance request to 10.2’.
Failed Alternative #1: Prior to applying to the Zoning Board of Appeals, the homeowners reviewed the
option of having the western leg of the driveway connect directly to North Broadway. Two issues
presented themselves: 1) The overhead utility pole serving North Broadway intersects with the path of the
driveway, 2) The City of Saratoga Springs New Construction Historic District Guidelines state:
The placement of accessory structures should be consistent with other secondary structures in
the neighboring area. Accessory buildings and garage should reflect a secondary use and should
not compete with the primary façade of the building. Placement towards the rear of the property is
preferred. If available, garage access is recommended to be form an alley or secondary street.
Failed Alternative #2: Prior to applying to the Zoning Board of Appeals, the homeowners reviewed the
option of shifting the house and driveway north. The challenge posed is that Skidmore College owns the
property directly north, within the Town of Greenfield, and reserves the right as a property owner , to
develop their property. Our homeowners currently have 16.8’ between the house and the northern
property boundary. Moving the house and driveway 4’ further north reduces the variance request by
approximately 4’, however, the detriment of losing a forested buffer between this residential parcel and an
institutional parcel to the north (within a different municipal jurisdiction) is too significant to consider
viable. Maintaining the 16.8’ separation allows for the planting of additional trees and shrubs in the event
Skidmore College chooses to further develop their property.
Failed Alternative #3: Prior to applying to the Zoning Board of Appeals, the homeowners reviewed the
option of a two-car wide driveway directed onto Fourth Street. This option fails due to the 12.2’ width of
Fourth Street. The narrow nature of Fourth Street reduces the reasonable turning radius needed for
backing a car out of the driveway and turning onto Fourth Street. Note that parking lots maintain 24’ wide
drive lanes to allow reversing out of parking spaces and turning the vehicle.
Comparable Circular Driveways
The Zoning Board has requested additional information regarding the circular driveways in the
neighborhood. Below are photos and dimensions for nearby circular driveways, as compared to the 25’
driveway width being requested at 832 North Broadway:
101 Bryan Street
South Driveway Width: ~9’ Wide
North Driveway Width: ~29’ Wide
Total Driveway Width: ~38’ Wide
xx Bryan Street
South Driveway Width: ~18’ Wide
North Driveway Width: ~17’ Wide
Total Driveway Width: ~35’ Wide
90 Bryan Street
South Driveway Width: ~16’ Wide
North Driveway Width: ~15’ Wide
Total Driveway Width: ~31’ Wide
81 Bryan Street
South Driveway Width: ~13.5’ Wide
North Driveway Width: ~16’ Wide
Total Driveway Width: ~29.5’ Wide
795 North Broadway
East Driveway Width: ~17.5’ Wide
West Driveway Width: ~19’ Wide
Total Driveway Width: ~36.5’ Wide
20 Fourth Street
East Driveway Width: ~20’ Wide
West Driveway Width: ~14.5’ Wide
Total Driveway Width: ~34.5’ Wide
Based on the above supplemental information including: A viable alternative being proposed to reduce
the area variance to 10.2’; Details about alternative layouts that fail to perform better than the proposed
driveway layout; and Comparable driveway information for six residences within the neighborhood
showing that a proposed smaller 25’ circular driveway is in-character with neighboring properties; we
respectfully request that the Zoning Board consider allowing the circular driveway to be constructed at
832 North Broadway.
Thank you,
Jesse Boucher
Kodiak Construction, Inc